Rent Control in Munich: What Tenants Should Know.

Does rent control apply in Munich?

Yes. Rent control applies throughout the entire city of Munich.

The legal basis is the federal law in place since 2015, which each federal state must enact for areas with a tight housing market via its own ordinance. In Bavaria this is governed by the Tenant Protection Ordinance (Mieterschutzverordnung). The current version took effect on 1 January 2026, after the federal government extended the legal basis until 31 December 2029. Munich remains one of the areas with a tight housing market – together with a total of 285 Bavarian towns and municipalities instead of the previous 208. The expansion mainly covered the greater Munich area and the Oberland region.

How rent control came to Munich

In Bavaria, too, rent control had to clear several hurdles before it applied in full. An overview of the key milestones:

• 1 August 2015Bavaria introduces rent control for 137 towns and municipalities. Because of its particularly tight housing market, Munich is among them.
• 10 November 2015The state government stipulates that on re-letting – including in Munich – rents may be no more than 10 percent above the local comparable rent.
• 21 June 2017The Munich district court declares rent control in Bavaria invalid because the ordinance was not sufficiently justified (a formal error under Section 556d of the German Civil Code). Bavaria was not the only federal state whose rent control initially failed on such a formal error.
• 25 July 2018Munich's city council adopts a municipal rent cap: from 1 August 2018 it applies to flats owned by municipal companies such as GEWOFAG and GWG, which must also follow stricter rules.
• 7 August 2019With the properly justified re-enactment, all Munich tenants regain legal certainty. Rent control applies to new rental agreements from this date – at the time in 162 Bavarian towns and municipalities, including Munich.
• 1 April 2020The federal government tightens the law: since then, overpaid rent can be reclaimed for up to 30 months retroactively.
• 1 January 2022A new Tenant Protection Ordinance (dated 14 December 2021) replaces the 2019 version. Rent control now applies in 203 municipalities instead of the previous 162 – Munich remains included. Initially limited until the end of 2025.
• 1 September 2023Bavaria expands the scope by five more municipalities to a total of 208 towns and municipalities.
• 17 July 2025The federal government extends the legal basis for rent control (Section 556d of the German Civil Code) until 31 December 2029.
• 1 January 2026Bavaria issues a new Tenant Protection Ordinance (dated 16 December 2025). Rent control now applies in 285 towns and municipalities – Munich remains covered, and the ordinance runs until the end of 2029.

Until when does rent control apply in Munich?

How well does the law work in Munich?

After initial formal errors, rent control in Bavaria has stood on solid ground since 2019. It has since been confirmed several times, tightened in its effect and extended until the end of 2029. For Munich tenants this means long-term legal certainty: anyone paying more than 10 percent above the local comparable rent can reduce their rent and reclaim overpaid amounts.

Even so, some landlords still try to get around rent control with tricks. At the same time, many Munich tenants aren't even aware of their rights. That makes it all the more important to take action – there are many good reasons to invoke rent control. The more households enforce their rights, the more slowly Munich's rent index rises, and with it the basis for calculating the local comparable rent.

When does rent control not apply?

There are nationwide exceptions in which rent control cannot be invoked. They also apply to tenancies in Munich:

Beyond these nationwide rules, Bavaria has not defined any further exceptions. Even if one of the exceptions applies to you, we still recommend a check. Munich also has a reduced cap on increases: landlords may raise the rent by no more than 15 percent within three years. So in many cases you're still entitled to a reduction because of unlawful increases.

How do I use rent control in Munich?

The easiest way to enforce rent control is with CONNY – with no paperwork and no cost risk. Here's how it works:

1. Check your rent

   Check on our website in just a few minutes, free and non-binding, whether your Munich rent is too high.

2. Get your result

   You'll find out right away whether and by how much you can reduce your rent.

3. Instruct CONNY

   If a rent reduction is possible, instruct us to enforce it. We pay a partner lawyer and handle all communication with your landlord.

4. Reduce the rent & reclaim money

   We enforce your claim. You only incur costs if we're successful for you.

How to enforce your rights with CONNY

CONNY is the leading consumer-rights platform and champions tenants' rights. We're always friendly and professional and aim for an amicable agreement with your landlord. If that doesn't work, we'll go to court for you – and cover all legal and court costs.

Thousands of tenants have already enforced rent control with CONNY. On average, you can expect savings of 200 euros per month.

*Full coverage of legal and court costs. Costs only arise if we succeed.